Thinking about buying your first home in Heathcote (2233)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Heathcote is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Heathcote a good suburb to buy in 2026?
Heathcote (2233) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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76 min
82 min
72 min
88 min
57 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Heathcote suits established owner-occupiers, likely families or older couples, who prioritise space, quiet, and clean air over urban convenience. The median house sits at $1,427,500, which is out of reach for most first home buyers and ineligible for the First Home Buyer Assistance Scheme. With 83% owner-occupancy, a median age of 43, and a SEIFA decile of 9 out of 10, this is a settled, affluent community. School ICSEA of 1055 is solid for public options.
Who would not love it
The walkability score of 2 places Heathcote in the first percentile across Sydney. There are zero supermarkets, zero cafes, zero medical services, and zero gyms within 1.6 kilometres. If you rely on walking to daily essentials, this suburb will frustrate you immediately. More seriously, 86.4% of the postcode sits on bushfire-prone land. That is not a minor footnote. Insurance costs, building restrictions, and evacuation risk are real, ongoing considerations for anyone buying here.
What to verify before you bid
- Confirm the specific bushfire attack level (BAL) rating for any property you inspect, as 86.4% bushfire-prone coverage means most lots carry meaningful construction and insurance implications. - Check your home and contents insurance quotes before exchanging contracts, not after, given the postcode's bushfire exposure. - Verify transport frequency on the three nearby services, as low walkability combined with infrequent trains or buses creates genuine daily dependency on a car.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Heathcote?
BOCSAR · HEATHCOTE 2233
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,81412 mo to Dec 2025
VS GREATER SYDNEY−65%Below Sydney average
5-YR TREND (LGA)Sutherland
Within LGA: Sutherland
TOP OFFENCE CATEGORIES
THEFT64%63 reports
ASSAULT18%18 reports
MALICIOUS DAMAGE TO PROPERTY17%17 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED56%
NON-DOMESTIC44%
Across 18 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Heathcote
25
GoodAQI · NSW DCCEEW
Reading may be delayed · 00:00 AEST
Campbelltown West station · 18.0 km from centroid
12-month median:AQI 27 · Good
Air quality is generally safe for outdoor activity.
AQI · last 12 months · daily mean
Campbelltown West station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Bond count suppressed by DCJ (30 or fewer lodgements this quarter).
Rents here sit around the Sydney middle. A balance of rental stock and owner-occupier demand.
Median weekly rent · Unit · 2 bed
Small sample
$650per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Menai2234
…
7.8 km away
Kirrawee2232
…
9.5 km away
Gymea2227
…
10.2 km away
Jannali2226
…
10.8 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2233
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2233. Expected back by Q3 2026.
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Compare Heathcote with another suburb
Also in Sutherland
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Sutherland postcodes, or explore the full Sutherland suburb index.
Heathcote is the primary suburb with postcode 2233 in New South Wales. In some cases multiple suburbs share the same postcode — Heathcote is the main locality.
Which local government area is Heathcote in?
Heathcote (2233) is located in the Sutherland local government area in New South Wales.
What data does Stickybeak show for Heathcote?
Stickybeak shows 16 data cards for Heathcote (2233) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Heathcote flood prone?
Flood risk varies street by street in Heathcote. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Heathcote?
The Schools card on this page lists primary and secondary schools within the catchment area for Heathcote (2233), including their NAPLAN performance data and distance from the suburb centre.
Is Heathcote (2233) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Heathcote (2233). Eligibility depends on the purchase price and your individual circumstances.
How is Heathcote changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Heathcote (2233) using data from NSW Planning, the ATO, and the ABS.
